At what point will exchange of contracts happen for domestic conveyancing in Lyndhurst and do I need to be at the conveyancers office?
Where you are round the corner to our conveyancing solicitors in Lyndhurst you are invited in to sign documents. However, the law practices we work with supply countrywide coverage for conveyancing and give just as comprehensive and professional a job for you when dealing with you digitally. The executing of the contract is not the point of no return. A signed contract is just a prerequisite for the solicitor to officially exchange at the suitable time, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Lyndhurst)to be in the office available at the end of the phone to exchange contracts.
My brother-in-law has suggested I instruct a conveyancing solicitor in Lyndhurst. I I am struggling to find out if they are accepted on the Bank of Scotland approved list of lawyers. Could you assist?
You should e-mail the conveyancer and enquire whether they can act for the lender. Alternatively please call Bank of Scotland who may be able to assist.
I'm the single beneficiary of my late grandmother’s will and I have everything in my name now, including the my former home in Lyndhurst. Conveyancing formalities meant that the Land Registry date was in June. I now wish to sell up. I understand that there is a CML 6 month 'rule', meaning my property ownership may be treated the same way as though I had purchased the house in June. Do I have to wait 6 months to sell?
The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. Some mortgage companies would take a practical view as this obligation is principally there to capture the purchase and immediately sell or the flipping of properties.
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Lyndhurst conveyancer on the Principality panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Lyndhurst solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Lyndhurst postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Lyndhurst.
Do I need to pay for insurance to cover chancel repairs when buying a house in Lyndhurst?
Unless a prior purchase of the premises took place after 12 October 2013 you could expect lawyers carrying out conveyancing in Lyndhurst to continue to suggest a chancel search and or insurance against a claim.
The deeds to our house can not be found. The lawyers who conducted the conveyancing in Lyndhurst 4 years ago are no longer around. What are my next steps?
Nowadays there are duplicates made of almost everything, and your lawyer should be aware precisely where to find all the relevant documentation so you can buy or sell your house without a hitch. Where duplicates can’t be located, your lawyer may be able to arrange cover in the form of insurance or indemnities against future claims on the premises.
I own a leasehold flat in Lyndhurst. Conveyancing and TSB mortgage are in place. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Lyndhurst who previously acted has now retired. Any advice?
The first thing you should do is contact the Land Registry to be sure that this person is indeed the new freeholder. It is not necessary to incur the fees of a Lyndhurst conveyancing firm to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I acquired a split level flat in Lyndhurst, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Corresponding flats in Lyndhurst with an extended lease are worth £197,000. The ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2076
You have 55 years unexpired we estimate the premium for your lease extension to range between £31,400 and £36,200 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.